Location: Miami-Miami Beach-Kendall, FL | Metro: Miami-Miami Beach-Kendall, FL HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $2,130 |
| 1 Bedroom | $2,320 |
| 2 Bedrooms | $2,800 |
| 3 Bedrooms | $3,580 |
| 4 Bedrooms | $4,090 |
| 5 Bedrooms | $4,744 |
| 6 Bedrooms | $5,313 |
| 7 Bedrooms | $5,738 |
| 8 Bedrooms | $6,025 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,320 | $228,688 | 1.01% | B |
| 2BR | $2,800 | $357,062 | 0.78% | D |
| 3BR | $3,580 | $522,665 | 0.68% | D |
| 4BR | $4,090 | $719,141 | 0.57% | F |
| 5BR | $4,744 | $915,251 | 0.52% | F |
U.S. Census Bureau data (2024)
The Crossings (ZIP 33186) is a suburban enclave in Miami-Dade County known for its family-friendly atmosphere and ample green space, including the popular Kendall Indian Hammocks Park just east of the neighborhood. This area is characterized by a mix of mid-century single-family homes and townhouse communities, offering a quiet alternative to the density of downtown Miami. A major local institution is Baptist Health of South Florida, which operates the nearby Baptist Hospital; this healthcare giant is a significant employer that draws a stable workforce to the region, supporting consistent rental demand from medical professionals and support staff.
From a financial perspective, the HUD Fair Market Rent (FMR) for a 2-bedroom unit is set at $2,740, while current market rents (Zillow ZORI) sit at $2,613, creating a negative gap of $127 where caps may fall below market rates. Median home values here are robust at $522,075, yet properties are moving relatively slowly with a median of 61 days on market. For investors utilizing vouchers, the 2-bedroom sale price of $360,005 provides an entry point, but the rental math suggests immediate cash flow is tighter compared to the HUD 2026 FMR of $2,910, which indicates future upward adjustments.
With a renter share of 32.3% and a median household income of $93,462, the tenant pool is generally affluent and stable, reducing the likelihood of defaults but potentially shrinking the traditional voucher applicant pool. Families are drawn to the area for its access to highly-rated public schools within the Miami-Dade district and convenient transit links via the Dolphin Expressway (SR 836), which facilitates commutes to employment hubs. This demographic profile suggests that any Section 8 tenants you approve will likely be income-burdened working families rather than unemployed applicants, provided they can clear the strict income and background checks.
The Section 8 verdict for The Crossings leans toward stability and appreciation over immediate, aggressive cash flow. While the current FMR slightly trails the market, the projected FY2026 FMR increase to $2,910 signals rising rental ceilings that could improve margins in the near term. The high median income and institutional employer presence create a low-risk environment where a property purchased at the $360,005 price point is likely to hold value well, making this a solid buy-and-hold play for investors seeking preservation of capital with moderate rental yield.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.